913 S Grand · San Jacinto, CA 92582

$130,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 7 Days on market

Built 1986 Est $135k · at est.

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Seller relocated out of state and offering the home "AS-IS" at a great below community valued price. 1248 sq ft, kitchen was remodeled a few years ago with lots of cabinet & counter space along with a breakfast bar which opens to the living room. Dining area off the kitchen and living room w upgraded Treadmaster plank flooring. All ceilings are vaulted and many windows flood the rooms w light and bright. The home features 3 large bedrooms, and 2 baths. The master is in-suite with an oval soaking tub, guest bath with walk-in shower. This home comes with all appliances including washer/dryer. Designed for all family needs in mind including any concerns w mobility ease including a ramp with front porch entry, wide hallway and easy bathroom entry and exist. The chain link fence is buyer's responsibility to remove per management. The community features a gated entry and exit, walking and sitting area greenbelt, community laundry and clubhouse, swimming pool, play area, all pet friendly. This community has been moving in new units. Easy location to get to freeways to commute or shopping and medical. Don't let this one slip through your fingers. It's 1st come and get the deal today!

Key facts

• Near shopping
• Central a/c
• Storage shed

Tags

• CORNER LOT
• PRIVATE BATHROOM
• CENTRAL A/C
• STORAGE SHED
• MOVE IN READY
• NEAR SHOPPING

Property features AI

Finance

• Other: Paved road access; Located near State/7th (directions reference)
• HOA & community: Land lease community (Parkview Estates); Monthly land lease payment of $1,100; Community amenities managed by association

Exterior

• Parking: 2 covered carport spaces (2 total parking spaces)
• Security: Gated community
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile/manufactured home; Total of 1 story
• Construction: Year built per public records
• Exterior features: In-ground community/association pool; Street lighting; Park on site or nearby; Rectangular lot shape; One shed on the property; Mobile home remains (24' x 51'); Turnkey condition

Interior

• Bedrooms: Primary bedroom (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; Ground-floor entry; Gated community; Community/association spa
• Laundry & utility: Laundry room (individual room)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 15.0% vs local median 3.8% in San Jacinto — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#467 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+; Watch: employment D+, schools D-, amenities F.
• San Jacinto Unified (suburban): math 13% / reading 36% proficiency, ranked #421 of 517 in CA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 127 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.69% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.12%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 S Grand Ave #134	0.00mi	2/2.0	1,248 (0%)	17mo	$104,000	$83	86
913 S Grand Ave #25	0.00mi	3/2.0 (+1)	1,248 (0%)	16mo	$80,000	$64	81
1455 S State St #238	0.51mi	3/2.0 (+1)	1,248 (0%)	4mo	$145,000	$116	68
1455 S State St #271	0.51mi	3/2.0 (+1)	1,224 (-2%)	9mo	$140,000	$114	60
913 S Grand Ave #155	0.09mi	3/2.0 (+1)	1,344 (+8%)	22mo	$145,000	$108	60
1536 S State #213	0.56mi	2/2.0	1,344 (+8%)	2mo	$125,000	$93	59
1455 S State St #241	0.51mi	3/2.0 (+1)	1,344 (+8%)	3mo	$100,000	$74	56
328 Pepperwood St	0.63mi	2/2.0	1,344 (+8%)	8mo	$318,000	$237	51
222 Lori Ann St	0.65mi	3/2.0 (+1)	1,350 (+8%)	11mo	$299,000	$221	42
1455 S State St #178	0.51mi	2/2.0	1,120 (-10%)	22mo	$85,000	$76	40
242 Lori Ann St	0.63mi	2/2.0	1,344 (+8%)	22mo	$345,000	$257	40
1455 S State St S #310	0.51mi	3/2.0 (+1)	1,120 (-10%)	21mo	$120,000	$107	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.0%
• Equity multiple: 4.60×
• Total profit: $130,900
• Equity at exit: $117,114

10-year hold

• IRR: 41.8%
• Equity multiple: 10.29×
• Total profit: $338,128
• Equity at exit: $252,561

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92582

• Home prices YoY: 7.1%
• Active inventory: 127
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,197 high
• Mortgage (P&I): −$682
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $944

Break-even live

Break-even rent $1,001

Max offer price $130,000

Occupancy floor 52%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Don Carlos Ct San Jacinto, CA	3.0	2.0	1389	$2,999	$2.16	43d	1	0.51mi
148 N Palomar Ave San Jacinto, CA	2.0	2.0	1368	$1,152	$0.84	24d	1	0.73mi
429 W 6th St San Jacinto, CA	2.0	1.0	864	$1,600	$1.85	2d	1	0.80mi
1410 Cottonwood Ave San Jacinto, CA	2.0	1.5	1257	$2,300	$1.83	43d	1	0.84mi
N Santa Fe St GLMN HOT SPGS, CA	2.0–3.0	2.0	1053	$2,350	$2.23	1d	2	0.87mi
289 Brown St San Jacinto, CA	2.0	1.0	1400	$2,300	$1.64	43d	1	0.87mi
419 Angela Way San Jacinto, CA	3.0	1.0	988	$2,150	$2.18	14d	1	0.93mi
1555 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1161	$2,300	$1.98	24d	1	0.94mi
1569 Willowcreek Loop San Jacinto, CA	2.0	1.5	921	$2,100	$2.28	24d	1	0.95mi
1775 S Santa Fe Ave San Jacinto, CA	3.0	2.0	1300	$2,850	$2.19	1d	1	0.99mi
165 Tiger Ln San Jacinto, CA	2.0	2.0	1339	$2,150	$1.61	2d	1	1.13mi
740 S Jordan Ave Unit 742 San Jacinto, CA	2.0	1.0	800	$1,650	$2.06	43d	1	1.17mi
157 W Washburn Ave San Jacinto, CA	2.0	1.0	850	$1,795	$2.11	43d	1	1.23mi
344 E 6th St San Jacinto, CA	2.0	1.0	900	$1,900	$2.11	24d	1	1.26mi
249 Idyllwild Dr San Jacinto, CA	3.0	2.0	1025	$2,300	$2.24	43d	1	1.29mi
784 Minor St Unit B San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.34mi
748 Minor St Apt F San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.35mi
800 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	1d	1	1.35mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,600	$1.82	43d	1	1.36mi
700 Minor St San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.36mi
795 Minor St Unit A San Jacinto, CA	2.0	1.0	878	$1,700	$1.94	24d	1	1.37mi
1354 Yorktown Cir San Jacinto, CA	2.0	2.0	1106	$2,100	$1.90	43d	1	1.40mi
1700 Walden Ln Hemet, CA	3.0	2.0	1430	$2,670	$1.87	24d	1	1.43mi
2208 El Grande St Hemet, CA	2.0	2.0	1327	$2,100	$1.58	17d	1	1.44mi
621 S Mistletoe Ave San Jacinto, CA	2.0	2.0	1500	$2,000	$1.33	43d	1	1.45mi
2014 Iris Way Hemet, CA	3.0	2.0	1192	$2,850	$2.39	43d	1	1.49mi

Listing history 12 events

1. 2026-06-03
   days on market $130,000 Active 7 DOM
2. 2026-06-02
   days on market $130,000 Active 6 DOM
3. 2026-06-01
   days on market $130,000 Active 5 DOM
4. 2026-05-31
   days on market $130,000 Active 4 DOM
5. 2026-05-27
   listed $130,000 Active
6. 2020-07-28
   soldstatus $35,000 Closed Sale 1210-char remark

   Show marketing remark (1210 chars)

   Seller relocated out of state and offering the home "AS-IS" at a great below community valued price. 1248 sq ft, kitchen was remodeled a few years ago with lots of cabinet & counter space along with a breakfast bar which opens to the living room. Dining area off the kitchen and living room w upgraded Treadmaster plank flooring. All ceilings are vaulted and many windows flood the rooms w light and bright. The home features 3 large bedrooms, and 2 baths. The master is in-suite with an oval soaking tub, guest bath with walk-in shower. This home comes with all appliances including washer/dryer. Designed for all family needs in mind including any concerns w mobility ease including a ramp with front porch entry, wide hallway and easy bathroom entry and exist. The chain link fence is buyer's responsibility to remove per management. The community features a gated entry and exit, walking and sitting area greenbelt, community laundry and clubhouse, swimming pool, play area, all pet friendly. This community has been moving in new units. Easy location to get to freeways to commute or shopping and medical. Don't let this one slip through your fingers. It's 1st come and get the deal today!

7. 2020-07-17
   status Pending Sale 1210-char remark

   Show marketing remark (1210 chars)

   Seller relocated out of state and offering the home "AS-IS" at a great below community valued price. 1248 sq ft, kitchen was remodeled a few years ago with lots of cabinet & counter space along with a breakfast bar which opens to the living room. Dining area off the kitchen and living room w upgraded Treadmaster plank flooring. All ceilings are vaulted and many windows flood the rooms w light and bright. The home features 3 large bedrooms, and 2 baths. The master is in-suite with an oval soaking tub, guest bath with walk-in shower. This home comes with all appliances including washer/dryer. Designed for all family needs in mind including any concerns w mobility ease including a ramp with front porch entry, wide hallway and easy bathroom entry and exist. The chain link fence is buyer's responsibility to remove per management. The community features a gated entry and exit, walking and sitting area greenbelt, community laundry and clubhouse, swimming pool, play area, all pet friendly. This community has been moving in new units. Easy location to get to freeways to commute or shopping and medical. Don't let this one slip through your fingers. It's 1st come and get the deal today!

8. 2020-05-07
   listed $40,995 Active 1210-char remark

   Show marketing remark (1210 chars)

   Seller relocated out of state and offering the home "AS-IS" at a great below community valued price. 1248 sq ft, kitchen was remodeled a few years ago with lots of cabinet & counter space along with a breakfast bar which opens to the living room. Dining area off the kitchen and living room w upgraded Treadmaster plank flooring. All ceilings are vaulted and many windows flood the rooms w light and bright. The home features 3 large bedrooms, and 2 baths. The master is in-suite with an oval soaking tub, guest bath with walk-in shower. This home comes with all appliances including washer/dryer. Designed for all family needs in mind including any concerns w mobility ease including a ramp with front porch entry, wide hallway and easy bathroom entry and exist. The chain link fence is buyer's responsibility to remove per management. The community features a gated entry and exit, walking and sitting area greenbelt, community laundry and clubhouse, swimming pool, play area, all pet friendly. This community has been moving in new units. Easy location to get to freeways to commute or shopping and medical. Don't let this one slip through your fingers. It's 1st come and get the deal today!

9. 2006-11-16
   historical
10. 2006-11-16
    historical
11. 2006-08-23
    listed $65,000
12. 2006-08-22
    listed $65,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $663 · $55/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$325/yr (+$27/mo · 49.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X · 7% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 6 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,358
• − Mortgage interest: −$7,282
• − Property taxes: −$663
• − Insurance: −$650
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$3,782
• Taxable income: $9,764
• Est. tax owed @ 24.0%: −$2,343
• After-tax cash flow: $8,986/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Jacinto Unified
• NCES district ID: 0634440
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $43,560
• Composite: 20.94/100
• National rank: #8478
• State rank: #421 of 517 in CA

Livability — San Jacinto

• Score: 63/100
• State rank: #467
• US rank: #15889

Category grades

Amenities F Commute C+ Cost of living F Crime C+ Employment D+ Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Jacinto, CA
• City population: 33,778
• Population (ZIP): 22,732

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% Two or more races 22% White 19% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 58% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 21% · Canada, Vietnam
• Languages at home: 49% English-only · Spanish 49% Tagalog/Filipino 1% Vietnamese 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.05%
• Current HPI: 393.657
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+100.0% since first listed

8 events — show timeline

• 2026-05-27 Listed $130,000 CRMLS
• 2020-07-28 Sold (MLS) $35,000 CRMLS
• 2020-07-17 Pending — CRMLS
• 2020-05-07 Listed $40,995 CRMLS
• 2006-11-16 Listing Removed — CRMLS
• 2006-11-16 Listing Removed — CRMLS
• 2006-08-23 Listed $65,000 CRMLS
• 2006-08-22 Listed $65,000 CRMLS

Property tax history

+0.1%/yr

Latest (2025): $663 · +1.8% YoY. Source: county tax records.